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    Industrial Land with HC2 Zoning Title is generated by Realmo AI

    22840 Mack Washington Ln, Hempstead, TX 77445

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    For Sale
    $1,450,000

    Industrial-commercial land with public water and sewer, no floodplain, and strong frontage for highway-oriented development.

    Type:Land
    Added:
    Jun 1, 2026
    Days on Market:
    3
    Last Refresh:
    Jun 3 at 1:57 am

    Property Features for 22840 Mack Washington Ln

    General Information

    Standard status
    Active
    Property subtype
    Land

    Building Details

    Year Built
    2017

    We can help!

    Listing Contact
    Keith Grothaus, CCIM, SIOR

    Listing agent Keith Grothaus, CCIM, SIOR License #TX #805504881

    Listing office Caldwell Brokerage

    Listing date Jun 1, 2026

    Source Caldwellcos

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Caldwell Brokerage

    HighLights

    • Industrial‑commercial land in the City of Hempstead with HC2 zoning (Highway Commercial A)
    • Public water and sewer utilities available on‑site
    • No floodplain reported
    • Approx. 454 ft of frontage on Mack Washington Lane
    • Quick access to Hwy 290, FM 359, FM 362, Hwy 6, and FM 1488

    Overview

    This offering is industrial land located in the City of Hempstead and designated under HC2 zoning (Highway Commercial A). The site is served by public water and sewer utilities and is identified as having no floodplain, supporting straightforward planning for a range of commercial and industrial concepts. The property also features approximately 1,454 feet of frontage on Mack Washington Lane, providing visibility and access for development.

    The site benefits from quick access to major regional roadways, including Highway 290, FM 359, FM 362, Highway 6, and FM 1488. Additional regional development activity noted for Waller County includes a new 500-acre HEB distribution center and container parking solutions near RCR Hempstead Rail Park, along with the announced $30 million expansion by Mustang.

    With HC2 Highway Commercial A designation, this land is well suited for operators seeking a highway-oriented footprint with utility service already in place and the advantage of substantial frontage. The combination of no floodplain status and nearby logistics growth may appeal to investors and developers looking to position for continued industrial and commercial demand in the area.
    Location Intelligence

    Current Use by Public Records

    Brumley Manufacturing Industrial Manufacturer

    Suggested Use

    Real Estate Agency Restaurant Building Supply Auto Repair Shop Hotel & Motel Food Market HVAC Service Grocery & Convenience Store Car Rental Facility Coworking & Hybrid Office

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Hempstead
    County
    Waller
    State
    Texas
    Longitude
    -96.044334
    Latitude
    30.11443

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    FAQs

    What type of property is this?
    Industrial land - Industrial-commercial land with public water and sewer, no floodplain, and strong frontage for highway-oriented development.
    Where is this industrial land located?
    The property is located at 22840 Mack Washington Ln Hempstead, TX.
    What is the asking price?
    The asking price for this property is $1,450,000.
    What are key features of this property?
    This property features: Industrial‑commercial land in the City of Hempstead with HC2 zoning (Highway Commercial A); Public water and sewer utilities available on‑site; No floodplain reported
    (713) 826-1324
    We can help!
    Listing Contact
    Keith Grothaus, CCIM, SIOR
    Real Estate License ID: TX #805504881
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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    22840 Mack Washington Ln, Hempstead, TX 77445
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